RICS Level 2 Survey in L32 6 Kirkby

Our chartered surveyors conduct a thorough visual inspection of all accessible areas of the property. This includes the roof space where accessible, the exterior walls, windows and doors, plumbing and electrical installations, damp levels, and the overall structural integrity of the building. The survey covers both the interior and exterior of the property, providing you with a comprehensive assessment that goes beyond what a basic mortgage valuation would reveal. We examine every accessible element systematically, documenting our findings with photographs and detailed notes that form the basis of your final report.

In the L32 6 area, many properties were built during the post-war period (1945-1980), which means our inspectors pay particular attention to common issues found in this era of construction. These can include aging roof structures with original tiles or slates that may be reaching the end of their lifespan, original timber windows that may need renovation or replacement, and outdated electrical wiring that may not meet current regulations. Our surveyors also check thoroughly for signs of damp penetration, which can be a particular concern in some of the older terraced properties in the area where solid wall construction rather than cavity walls was the norm.

The Level 2 survey uses a traffic light rating system to clearly indicate the condition of each element inspected. Green indicates no issues requiring attention, amber highlights defects that need attention but are not serious, and red flags issues that are either serious or require urgent repair. This straightforward system helps you understand exactly what you are buying and what investment may be needed after purchase. Each element of the property receives one of these ratings, giving you a clear at-a-glance summary while the detailed report text explains the implications of any issues found.

• Roof structure and covering
• Walls, chimneys and damp proof course
• Windows, doors and joinery
• Plumbing and electrical systems
• Floors, stairs and ceilings
• Garage and outbuildings
• Boundary walls and fencing
• Insulation and ventilation

The geology of the Liverpool City Region, which includes L32 6, is characterized by Sherwood Sandstone Group bedrock, often overlain by glacial till (boulder clay). While shrink-swell risk from clay soils is generally low to moderate in this area, our surveyors are alert to signs of subsidence or ground movement, particularly in older properties with shallow foundations. This is especially relevant for some of the post-war housing stock in Kirkby where foundations may not meet modern standards, and where trees planted decades ago may have grown sufficiently to affect ground stability.

Flood risk is another consideration for certain properties in L32 6. While the risk from rivers and the sea is very low, some areas face a medium to high risk of surface water flooding, particularly during periods of heavy rainfall. This is particularly relevant for properties in lower-lying areas and those near natural drainage channels that may become overwhelmed during storms. Our inspectors note any visible signs of previous flooding or water damage and include this information in your report, helping you make an informed decision about the property. If you are considering a property in an area with known surface water flood risk, we can advise on specific questions to ask the seller and what to look for during your own visits.

Historical coal mining activity in the wider Kirkby area means that properties in certain locations may be affected by ground stability issues. Although not a widespread problem across all of L32 6, our surveyors are trained to identify signs of mining-related subsidence or structural movement that might indicate underlying issues. These can include diagonal cracks in walls, doors that stick or don't close properly, and uneven floors. Where appropriate, we may recommend a mining report from the Coal Authority for additional , particularly for properties in areas close to former mining activity.

Given the prevalence of post-war housing in L32 6, our surveyors frequently identify issues related to original construction quality. Damp penetration is one of the most common problems we find, particularly in solid wall properties where the original damp proof course may have failed or been breached over decades of occupation. Rising damp manifests as tide marks on ground floor walls, typically up to around one metre in height, and often occurs where external ground levels have been raised over time, bridging the damp proof course.

Roof condition is another area of concern in many Kirkby properties. Houses built in the 1950s through to the 1970s often feature original roof coverings that are now approaching or have exceeded their expected lifespan. We regularly find slipped or missing tiles, deteriorated pointing to ridge tiles, and worn felt underlay in roof spaces that allow water ingress. In some cases, the original timber rafters and joists may show signs of rot or insect damage that compromises their structural integrity, particularly in roof spaces that have suffered from chronic condensation problems due to inadequate ventilation.

Outdated electrical systems are frequently identified in properties built before the 1980s. Original fuse boards with rewirable fuses, lack of earthing to lighting circuits, and dated wiring with rubber or fabric insulation that has deteriorated over time all represent potential fire hazards. Our surveyors will note the condition of the consumer unit (fuse board), the presence of earth bonding to gas and water pipes, and the general condition of visible wiring. Where we identify significant electrical safety concerns, we will recommend that a qualified electrician inspects the installation before you proceed with the purchase.

Properties in L32 6 also commonly exhibit issues with insulation and energy efficiency. Many homes built before current building regulations came into force have little or no insulation in external walls, roof spaces, or floors. This not only leads to higher energy bills but can also contribute to condensation problems, particularly in properties with poor ventilation. Our survey report will highlight these issues and provide guidance on improvements that could be made post-purchase to enhance the property's thermal performance.